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HomeMy WebLinkAboutStaff ReportsSTAFF REVIEW COMMENTS No. 1 Project: Grace Bible Church Stealth Wireless Communications Tower 1. The chain-link fence needs to be a wooden fence. 2. Label the distance from the tower to the property lines and adjacent residential structures. 3. Provide a visual impact analysis. 4. Provide the tower's color. 5. Will there be any lighting attachments. Reviewed by: Lee Battle Date: October 18, 1999 Staff Review Comments Page 1 of 1 REGULAR AGENDA AGENDA ITEM NO. 3: Consideration of a Revised Master Preliminary Plat for Alexandria Subdivision (93.5 acres) located north of Barron Road and west of State Highway 6; and consideration of a Final Plat of Phase 2A (11.3 acres); and consideration of a Final Plat of Phase 2B (7.341 acres). (98-331, 99-254, & 99-255) Staff Planner Jimmerson presented the staff report and explained that these are three separate items on the which the Commission will need to take action. The revision to the Master Preliminary Plat consists of a change in one phase line. The original Master Preliminary Plat that was approved by the City Council on January 4, 1999, show the boundary between Phase 2 and Phase 4 as extending along the western side of the proposed Alexandria Drive to the northern property line. Adjusting the phase line will allow for all of the greenway areas to be dedicated to the City at one time with Phase 4. At this time the City is not yet ready to take over maintenance of this area. The remainder of Alexandria Avenue will also be constructed with Phase 4. Phase 4 is large enough to support the cost of that piece of infrastructure. Staff recommended approval of the Revised Master Preliminary Plat of the Alexandria Subdivision. She said that both of the Final Plats were in compliance with the Revised Master Preliminary Plat (if approved). They are also in compliance with the Zoning Ordinance and the Subdivision Regulations. Staff recommended approval of both Final Plats as submitted. Commissioner Mooney moved to approve the Revised Master Preliminary Plat. Commissioner Floyd seconded the motion, which passed unopposed 6-0. Commissioner Warren moved to approve the Final Plat for the Alexandria Subdivision Phase 2A. Commissioner Mooney seconded the motion, which passed unopposed 6-0. Commissioner Floyd moved to approve the Final Plat for the Alexandria Subdivision Phase 2B. Commissioner Kaiser seconded the motion, which passed unopposed 6-0. Chairman Rife removed himself from the position of chairman and asked Commissioner Mooney to take over the responsibilities for the next agenda item. r1 AGENDA ITEM NO. 4: Public hearing and consideration of a Conditional Use Permit and Site Plan for a Wireless Telecommunications Facility to be located at 701 Anderson Street (Grace Bible Church). (99-724) Senior Planner Battle presented the staff report and stated that the proposed 80' high tower will be located on the eastern side of the property closest to Viking Apartments. The property is currently zoned R-6 (high-density apartments). It is adjacent to R-6 on three sides with existing apartments to the north and east. The lot directly south of the church contains a day care facility is owned by the church. The property to the west across Anderson Street is zoned R-1 and is also owned by the Church. The tower would be approximately 120' from the closest residential building. This request is intended to meet the ordinance requirements for Stealth Technology Design. The ordinance states: "Any WTF with appropriate stealth technology design approved by the Planning & Zoning Commission may be located in any zoning district." The ordinance defines "STEALTH TECHNOLOGY or FACILITY: Design technology that blends the wireless telecommunications P&Z Minutes December 16, 1999 Page 2 of 12 facility into the surrounding environment; examples of stealth facilities include but are not limited to architecturally screened roof-mounted antennas, building-mounted antennas painted and/or textured to match the existing structure, antennas integrated into architectural elements such as church spires or window wall, and antenna structures designed to resemble light poles or flag poles." Mr. Battle explained that this is the first WTF proposed to meet the Stealth Design requirements. This section of the ordinance was designed to encourage service providers to be creative in locating and designing facilities and minimize the aesthetic impact on the community. He said that in addition to the standard guidelines for CUP's (described below), the Commission shall consider the following additional factors when determining whether to grant a CUP for a telecommunications facility: a. Height of the proposed tower, surrounding topography and surrounding tree coverage and foliage as they relate to: (1) Skyline impact, examining whether the proportions of the structure appears to dominate or blend in with the surrounding environment. (2) shadow impact, whether or not the proposed tower will cast shadows that would prevent the reasonable use of the enjoyment of surrounding properties. b. design of the tower, with particular reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness. c. proximity of the tower to residential structures and residential district boundaries. d. economic impact on adjacent and nearby properties. e. proposed ingress and egress. f. availability of suitable alternatives and/or existing support structures. Section 14 of the Zoning Ordinance authorizes the existence of conditional uses. The Commission may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Commission finds that: (Staff comments are in italics) 1. "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." This use meets all of the minimum ordinance requirements. 2. "That the proposed use meets the purpose and intent of the ordinance and is in harmony with the development policies and goals and objectives as embodied in the Comprehensive Plan for Development of the City." This use is in line with the Land Use Plan. 3. "That the proposed use will not be detrimental to the healttl; welfare, and safety of the surrounding neighborhood or its occupants, nor be substantially or permanently injurious to neighboring property." The public hearing is an opportunity for the Commission to measure the potential impact on surrounding land uses. V "The Commission may impose additional reasonable restrictions or conditions to carry out the spirit and intent of the ordinance and to mitigate adverse effects of the proposed use. These requirements may include, but are not limited to, increased open space, loading and parking requirements, additional landscaping, and additional improvements such as curbing, sidewalks and screening." Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommended approval. Mr. Battle said this item was originally scheduled for the November 4 Commission meeting, but was withdrawn by the applicant to allow Sprint to meet with the neighborhood to give the residents an opportunity to find out more about the proposal and express their concerns. It was reported that only two people attended this meeting. P&Z Minutes December 16, 1999 Page 3 of 12 I , • He said that other locations were considered, one of which was the water tower at Holleman and Texas Avenue, but this seemed to be the best location for the applicant (Sprint). The Commissioners asked if there were any discussions about a different design other than a stealth tower. Mr. Battle said that he was not sure of any discussions with the Church. The Commission asked what the reasons were to not locate the cell tower on the water tower. Mr. Battle said that his understanding was that the City has there own communications equipment on the tower, and City representatives were concerned with interference. The Water Department also was not interested in locating this cell tower on the water tower. Commissioner Warren said that the ordinance encouraged collocation of towers, and felt the water tower fell into this category. Assistant City Attorney Ladd explained that the Telecommunications Act requires collocation if possible, but only if it is feasible and if the tower can handle it. Commissioner Mooney opened the public hearing. Mr. George Crain, 1110 Klamath Lane, was present to represent SprintCom. He clarified that there would be no temporary tower as first proposed. The proposed stealth tower will actually be 80', which is an increase of 2 feet. There will not be a cross placed on the top of the tower. He told the Commission that it is standard for Sprint to investigate collocation prospects before searching for a new location. The City was the first they contacted about collocation on the water tower. He said that through discussions with City's Water Department officials, it was determined that the City was not interested in this cell tower on the existing water tower. The City's reasons were because they were not sure if there would be interference with the existing communications equipment on the water tower, and they were not certain of the future of the water tower at this location. Commissioner Mooney closed the public hearing. Commission Horlen moved to approve the request. Commissioner Floyd seconded the motion, which passed 5-0-1; Chairman Rife abstained. Chairman Rife returned to the duties of Chairman. `1 AGENDA ITEM NO. 5: Public hearing and consideration of a Conditional Use Permit, use and site plan, for Christian Science Society located at 201 Boyett, which is on the northwest corner of Boyett and Patricia Streets. (99-726) Staff Planner Jimmerson presented the staff report and reminded the Commission that churches may be permitted as conditional uses in any district upon approval from the Planning & Zoning Commission. The applicant is requesting permission to expand their church facilities at their existing site. The site is zoned NG-1, Historic Northgate, and shown on the Land Use Plan as a redevelopment area. She pointed out that this site is not listed in the Northgate Historic Resources Survey. The existing structure is approximately 1030 square feet, and the expansion would be another 1970 square feet, bring the total building area to 3000 square feet. The new facility will seat 70 people, which requires 23 parking spaces. The site plan shows only 2 spaces. However the applicant has stated that there is agreement with the adjacent parking lot owner for use of those spaces on Sundays and Wednesday evenings. In addition, the City's public lot is directly across Boyett Street. The Northgate Review P&Z Minutes December 16, 1999 Page 4 of 12 STAFF REPORT Item: Public hearing and consideration of a Conditional Use Permit and Site Plan for a Wireless Telecommunications Facility (WTF, transmission tower). (99-724) Applicant: George Crain representing Sprint Com, Inc. Item Summary: The proposed tower location is 701 Anderson Street on the property containing Grace Bible Church. The proposed 80' high tower will be located on the eastern side of the property closest to Viking Apartments. The property is currently zoned R-6 (high density apartments). It is adjacent to R-6 on three sides with existing apartments to the north and east. The lot directly south of the church contains a day care facility and is owned by the Church. The property to the west across Anderson Street is zoned R-1 and is also owned by the Church. The tower is approximately 120' from the closest residential building. This request is intended to meet the ordinance requirements for Stealth Technology Design. The ordinance states: "Any WTF with appropriate stealth technology design approved by the Planning & Zoning Commission may be located in any zoning district." The ordinance defines "STEALTH TECHNOLOGY or FACILITY: Design technology that blends the wireless telecommunications facility into the surrounding environment; examples of stealth facilities include but are not limited to architecturally screened roof-mounted antennas, building-mounted antennas painted and/or textured to match the existing structure, antennas integrated into architectural elements such as church spires or window wall, and antenna structures designed to resemble light poles or flag poles." Item Background: This is the first WTF proposed to meet the Stealth Design requirements. This section of the ordinance was designed to encourage service providers to be creative in locating and designing facilities and minimize the aesthetic impact on the community. This item was pulled form the November 4 agenda by the applicant so that Sprint could have time to meet with the neighborhood. On Thursday November 11, Sprint will hold a meeting to give residents the opportunity to find out more about the proposal and express concerns. Budgetary & Financial Summary: NA Staff Recommendations: In addition to the standard guidelines for CUP's (from Section 14 and described below), the following additional factors shall be considered by the Commission when determining whether to grant a CUP for a telecommunications facility: a. height of the proposed tower surrounding topography and surrounding tree coverage and foliage as they rebate to: (1) skyline impact examining whether the proportions of the structure appears to dominate or blend in with the surrounding environment. (2) shadow impact, whether or not the proposed tower will cast shadows that would prevent the reasonable use of enjoyment of surrounding properties. i:\group\deve_ser\stfrpt\99-724b. doc b. design of the tower, with particular reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness. C. proximity of the tower to residential structures and residential district boundaries. d. economic impact on adjacent and nearby properties. e. proposed ingress and egress. f. availability of suitable alternatives and/or existing support structures. Section 14 of the Zoning Ordinance authorizes the existence of conditional uses. The Commission may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Commission finds that: (Staff comments are in italics) 1. "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." This use meets all of the minimum ordinance requirements. 2. "That the proposed use meets the purpose and intent of the ordinance and is in harmony with the development policies and goals and objectives as embodied in the Comprehensive Plan for Development of the City." This use is in line with the Land Use Plan. 3. "That the proposed use will not be detrimental to the health, welfare, and safety of the surrounding neighborhood or its occupants, nor be substantially or permanently injurious to neighboring property." The public hearing is an opportunity for the Commission to measure the potential impact on surrounding land uses. "The Commission may impose additional reasonable restrictions or conditions to carry out the spirit and intent of the ordinance and to mitigate adverse effects of the proposed use. These requirements may include, but are not limited to, increased open space, loading and parking requirements, additional landscaping, and additional improvements such as curbing, sidewalks and screening." Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval with the following conditions: Commission Action Options: The Commission has final authority over the Conditional Use Permit and associated site plan. The options regarding the use permit are: 1. approval as submitted 2. approval with conditions relating to specific site characteristics or with time limitations 3. denial with specified reasons for denial table, or defer action to a specified date Supporting Materials: 1. Location Map 2. Application 3. Brazos County Sites map 4. Site Plan 5. Pole design diagram 6. Visual Impact Analysis 7. Engineering and Notification Information i:\group\deve_ser\stfrpt\99-724b.doc INFRASTRUCTURE AND FACILITIES Water: N/A Sewer: N/A Streets: Access is taken from Anderson St. through parking lot. Off-site Easements: N/A Drainage: N/A Flood Plain: None on site. Oversize request: N/A Impact Fees: N/A Parkland: N/A Sidewalks: N/A NOTIFICATION: Legal Notice Publication(s): The Eagle; 12-01-99 Advertised Commission Hearing Dates(s): 12-16-99 Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 500': 29 Response Received: Two inquiries as of date of Staff report v: \stfrpt\99-724b. doc